SECTION 25.23
HEART OF FAIRFIELD PLAN ZONING DISTRICTS

Sections:

25.23.1    Description of Heart of Fairfield Zoning Districts

25.23.2    Allowed Uses and Permit Requirements

25.23.3    General Development Regulations

25.23.1 Description of Heart of Fairfield Zoning Districts

This Section implements the Heart of Fairfield Plan adopted by the Fairfield City Council in May 2017. This Section provides regulations applicable to development and new land uses in the Specific Plan zoning districts established by the Heart of Fairfield Plan and Section 25.12.2 (Zoning Districts Established). The purposes of individual zoning districts are as follows (all districts include a “Heart of Fairfield” prefix):

A.    HD/HDC (Downtown and Downtown Core) District. The HD and HDC zones are applied to parcels in Downtown Fairfield between Empire and Missouri Streets east of Pennsylvania Avenue. The HDC zone applies to properties in the heart of the downtown area along Texas Street and cross streets. Development in the district is intended to implement the vision of the Heart of Fairfield Plan for Downtown Fairfield as a “social, entertainment, and employment heart of the City” through a mixture of specialty shopping, restaurants, entertainment, and cultural uses supported by residential and office uses on upper floors and locations off Texas Street proper. The HD/HDC zoning districts implement the CD/CDC Land Use Designations in the Heart of Fairfield Plan.

B.    HWT (West Texas Street). The HWT zoning district applies to areas west of Pennsylvania Avenue adjacent to the West Texas Street corridor but also including residential, undeveloped, and mixed use properties south of the corridor proper. Development in this district is intended to implement the vision of the Plan for a mixed use, higher density residential corridor with commercial uses that support residential development. Off the West Texas Street corridor proper, development will focus on higher density and medium density residential development, including apartments, townhouses, and limited small lot single family development. Typical uses include assembly and fabrication industries, warehousing, distribution centers, administrative offices, and business support services. The HWT zoning district is consistent with the Mixed Use-West Texas Street land use category of the Heart of Fairfield Plan.

C.    HO (Mixed Use Office). The HO district is applied to the transition zones north and south of the Downtown and Downtown Core districts. The vision for this area is to permit office uses and limited higher density housing while preserving and enhancing the existing mixed residential-office character. The HO district is consistent with the Mixed Use Office land use category of the Heart of Fairfield Plan.

D.    HTD (Transit-Oriented Development) District. The HTD district is applied to the southeastern sector of Downtown near the Suisun-Fairfield Train Station. The vision for this area is to create a new high density residential neighborhood accessible to both Downtown and the Suisun City-Fairfield Train Station south of Highway 12. Commercial uses will be limited to neighborhood supporting retail as well as office uses that support Downtown Fairfield. The HWT district is consistent with the Mixed Use Transit Oriented Development designation in the Heart of Fairfield Plan.

E.    HR (Residential). The HR district includes areas south of the Downtown Core as well as parcels in the Woolner Avenue area (including Opportunity Site 5). The neighborhood is the traditional family-friendly residential neighborhood in the Heart of Fairfield, with a strong housing stock of single family homes and smaller apartment buildings. New development will complement this existing character, with an emphasis on medium densities, including single family homes. This development will respect this existing character. The HR district is consistent with the Medium Density Residential-Downtown designation in the Heart of Fairfield Plan.

F.    HPF (Public Facilities-Transit) District. This district incorporates the Fairfield Transportation Center at the western end of the Plan Area, including the future (planned) Parking Garage now in design. The basic standards are designed to facilitate construction and operation of the garage. (Ord. No. 2017-14, § 15.)

25.23.2 Allowed Uses and Permit Requirements

A.    Permitted land uses. The land uses allowed by this Zoning Ordinance in Heart of Fairfield zoning districts are identified in the following tables as:

1.    “Permitted” land uses are indicated by a “P” on Table 25-H1. Permitted lands uses are allowed on a property without discretion by the City, subject to compliance with all applicable provisions of this Ordinance.

2.    “Conditionally Permitted” land uses are indicated by a “C” on the tables and are allowed only with the approval of a Conditional Use Permit (Section 25.40.6). These uses are subject to all applicable provisions of this Ordinance as are permitted uses. However, the City has discretion to approve, approve with conditions, or deny a Conditional Use Permit application. The decision on a Conditional Use Permit is based upon the circumstances of an individual case and the criteria in Section 25.40.6.C.

B.    Uses not permitted or not listed. Land uses not permitted are those indicated by a “-” on the table. Land uses not listed on the tables are not allowed, except as provided in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements).

C.    Regulations for specific uses. Where a column in the following tables includes a reference to a section number or footnote, regulations in the referenced section or footnote apply to the use. However, provisions in other sections of this Zoning Ordinance or City Code may also apply.

D.    Ancillary Uses. Ancillary uses are those secondary activities associated with a primary land use directly associated with and supporting said primary permitted or conditionally permitted land use. Ancillary uses and activities typically require a minor portion of the square footage or space in a business premise; impose no additional impacts on land use patterns, building design, parking requirements, or outdoor storage. Examples of ancillary uses include, but are not limited to, small factory stores associated with an active manufacturing plant, on site childcare facilities, etc.

 

 

 

 

 

 

 

 

 

 

 

P

 

Use Permitted

Table 25-H1: Heart of Fairfield Land Use Regulations 

 

 

 

 

 

C

 

Conditional Use Permit

 

 

 

 

 

 

 

 

 

 

 

-

 

Not permitted

Heart of Fairfield Zoning District

Use

HD

 

HDC

 

HO

 

HWT

 

HTD

 

HR

 

HPF

Additional Regulations

Ground

Upper

 

Ground

Upper

 

All Floors

 

All Floors

 

All Floors

 

All Floors

 

All Floors

 

Note 7

 

 

 

Note 13

 

 

 

 

 

 

 

General Retail

New merchandise sales-less than 80,000 square feet

P

P

 

P

P

 

-

 

P

 

-

 

-

 

-

 

New merchandise sales-greater than 80,000 square feet

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

 

Antique, jewelry and collectibles shop

P

P

 

P

P

 

-

 

P

 

-

 

-

 

-

 

Apparel and shoes

P

P

 

P

P

 

-

 

P

 

-

 

-

 

-

 

Automobile Parts and Accessories

-

-

 

-

-

 

-

 

P

 

-

 

-

 

-

 

Building and landscape material sales

-

-

 

-

-

 

-

 

P

 

-

 

-

 

-

 

Florist

P

P

 

P

P

 

P

 

P

 

P

 

-

 

-

 

Furniture, fixtures, and appliance sales

P

P

 

-

P

 

-

 

P

 

-

 

-

 

-

 

Market, convenience

-

-

 

-

-

 

-

 

C

 

C

 

-

 

C

 

Market, grocery or supermarket

P

P

 

-

-

 

-

 

P

 

-

 

-

 

-

 

Music Shop

P

P

 

P

P

 

-

 

P

 

-

 

-

 

-

 

Market, specialty food and beverage

P

P

 

P

P

 

-

 

P

 

C

 

-

 

C

Note 1

Pawn shop

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Pet Stores and Pet Supplies

P

P

 

P

P

 

-

 

P

 

-

 

-

 

-

 

Photo, Video, Electronics

P

P

 

P

P

 

P

 

P

 

P

 

-

 

-

 

Plant nursery - landscape

-

-

 

-

-

 

-

 

P

 

-

 

-

 

-

 

Tobacco Sales (Specialty) and Smoke Shops

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

Sec. 25.22.4.7

Used Merchandise Sales

C

C

 

-

-

 

-

 

P

 

-

 

-

 

-

 

Consignment Shop

P

P

 

P

P

 

-

 

P

 

P

 

-

 

-

 

 

Education and Training

Child daycare center

-

-

 

-

-

 

C

 

P

 

C

 

C

 

C

 

Museum, library, or gallery

P

P

 

P

P

 

P

 

P

 

-

 

-

 

-

 

Personal instruction studio

-

P

 

-

P

 

C

 

P

 

-

 

-

 

-

 

Reading room

-

-

 

-

-

 

P

 

P

 

-

 

-

 

-

 

School, business

C

P

 

-

-

 

P

 

P

 

-

 

-

 

-

Note 6

School, college or university (private)

-

-

 

-

-

 

C

 

C

 

-

 

-

 

-

 

School, Personal and Social Development

-

-

 

-

-

 

C

 

C

 

-

 

-

 

-

Note 6

School, elementary and secondary (private)

-

-

 

-

-

 

C

 

C

 

-

 

-

 

-

 

School, vocational

C

C

 

C

C

 

C

 

P

 

-

 

-

 

-

Note 6

 

Entertainment and Recreation Related

Adult entertainment business

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Bingo Hall

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Athletic club

-

P

 

-

P

 

-

 

P

 

-

 

-

 

-

 

Fitness Studio

-

P

 

-

P

 

C

 

P

 

C

 

-

 

C

 

Campground

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Commercial recreation

C

C

 

C

C

 

-

 

C

 

-

 

-

 

-

 

Stadium or arena

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Theater (indoor)

P

P

 

P

P

 

-

 

P

 

-

 

-

 

-

 

Theater (outdoor)

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

 

 

Food Service

Bar

C

C

 

C

C

 

-

 

C

 

-

 

-

 

-

 

Winery Tasting Room or Brew Pub

C

C

 

C

C

 

-

 

C

 

C

 

-

 

-

 

Catering services

-

P

 

-

P

 

-

 

P

 

-

 

-

 

C

 

Food and beverage sales

P

P

 

P

P

 

P

 

P

 

P

 

-

 

P

 

Restaurant, counter service

P

P

 

P

P

 

P

 

P

 

P

 

-

 

P

Note 12

Restaurant, table service

P

P

 

P

P

 

P

 

P

 

P

 

-

 

P

Note 12

Drive-through sales (with any food service)

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Entertainment (with any food service)

C

C

 

C

C

 

C

 

C

 

C

 

-

 

C

 

 

Health and Veterinary Services

Ambulance service

-

-

 

-

-

 

-

 

P

 

-

 

-

 

-

 

Animal clinic or grooming

P

P

 

-

-

 

P

 

P

 

-

 

-

 

-

 

Animal hospital

-

-

 

-

-

 

P

 

P

 

-

 

-

 

-

 

Animal kennel

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

 

Emergency medical care

-

-

 

-

-

 

P

 

P

 

-

 

-

 

-

 

Hospital

-

-

 

-

-

 

C

 

P

 

P

 

-

 

-

 

Nursing home

-

-

 

-

-

 

C

 

C

 

-

 

-

 

-

 

 

General Services

Auction (indoor)

-

-

 

-

-

 

-

 

P

 

-

 

-

 

-

 

Auction (outdoor)

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Bed and breakfast inn

C

C

 

-

C

 

C

 

P

 

P

 

P

 

-

 

Business support services

C

P

 

C

C

 

P

 

P

 

P

 

-

 

-

 

Equipment rental (outdoor)

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Equipment rental (indoor)

P

P

 

C

P

 

P

 

P

 

P

 

-

 

-

 

Funeral and interment services

-

-

 

-

-

 

C

 

P

 

-

 

-

 

-

 

Hotel

C

C

 

P

P

 

-

 

P

 

-

 

-

 

-

Sec. 25.22.4.2

Motel

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Hotel, Extended Stay

C

C

 

P

P

 

-

 

P

 

-

 

-

 

-

Sec. 25.22.4.2

Motel, Extended Stay

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Maintenance & repair, machinery & small engine

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

Note 15

Maintenance & repair, personal and household items

P

P

 

P

P

 

P

 

P

 

P

 

-

 

P

 

Mini-storage

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Personal care and domestic services

P

P

 

P

P

 

P

 

P

 

P

 

-

 

P

Note 8

Personal care and domestic services - Limited

-

-

 

-

-

 

-

 

P

 

-

 

-

 

-

Sec. 25.32.16

Tattoo Parlor

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

 

Collection Containers

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Recycling collection facility - small

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

Sec. 25.22.32.7

 

Offices and Financial Services

Alternative Financial Services

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Banks

P

P

 

P

P

 

-

 

P

 

P

 

-

 

P

 

Bail bond service

C

P

 

-

-

 

P

 

P

 

P

 

-

 

-

Note 6

Offices, Administrative, business, and professional

P

P

 

P

P

 

P

 

P

 

P

 

-

 

P

Note 6

Offices, Government

P

P

 

-

P

 

P

 

P

 

P

 

-

 

P

Note 6

Offices, Medical and dental

-

P

 

-

P

 

P

 

P

 

P

 

-

 

-

Note 6

 

Industry

Handicraft shop

P

P

 

P

P

 

-

 

P

 

-

 

-

 

-

 

Industrial services

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

 

Laboratory, processing

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

 

 

Public, Quasi-public, and Assembly

Auditorium or exhibition hall, public

C

C

 

-

-

 

-

 

P

 

-

 

-

 

-

Note 2

Church or other place of worship

P

P

 

-

P

 

P

 

P

 

-

 

P

 

-

Note 2

Club, lodge, or meeting hall

C

P

 

-

P

 

P

 

P

 

-

 

-

 

-

Note 2

Community Center/Banquet Hall

C

P

 

-

P

 

-

 

P

 

-

 

-

 

-

Note 2

Homeless shelter

-

-

 

-

-

 

C

 

C

 

C

 

-

 

-

 

Public safety facility

P

P

 

-

P

 

P

 

P

 

P

 

-

 

P

 

Utilities, Public or quasi-public - major

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

Note 3

Utilities, Public or quasi-public - minor

C

C

 

C

C

 

C

 

C

 

C

 

-

 

P

Note 3

 

Residential

Boarding house

-

-

 

-

-

 

C

 

C

 

C

 

C

 

-

Note 9

Adult Day Care Facility

-

-

 

-

-

 

C

 

C

 

C

 

C

 

-

 

Assisted Living Facility

-

-

 

-

-

 

C

 

C

 

C

 

C

 

-

 

Duplex

P

P

 

-

-

 

P

 

P

 

C

 

P

 

-

Note 11

Duet

P

P

 

-

-

 

P

 

P

 

C

 

P

 

-

Note 11

Dwelling, multi-family

P

P

 

-

P

 

P

 

P

 

P

 

P

 

-

Note 11

Dwelling, single family detached

P

P

 

C

C

 

P

 

P

 

P

 

P

 

-

 

Family day care, Large and Small

P

P

 

C

C

 

P

 

C

 

-

 

P

 

-

Note 11

Community Care Facility-Residential

-

-

 

-

-

 

P

 

P

 

C

 

P

 

-

 

Single Room Occupancy Housing

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

Sec. 25.22.4.5

 

Residential Accessory Uses and Improvements

Accessory dwelling units

Section 25.20.4.11

 

Accessory structures and improvements

P

-

 

P

-

 

P

 

P

 

P

 

P

 

-

Sec. 25.20.4.1

Animal, Fowl, and Bee Keeping (Non Commercial)

P

-

 

P

-

 

P

 

P

 

P

 

P

 

-

Chapter 3

Garage conversions

P

-

 

P

-

 

P

 

P

 

-

 

P

 

-

Sec. 25.20.4.3

Garage and estate sales

P

-

 

P

-

 

P

 

P

 

P

 

P

 

-

 

Home Occupations

P

P

 

P

P

 

P

 

P

 

P

 

P

 

 

 

Subdivision model homes

P

-

 

P

-

 

P

 

P

 

P

 

P

 

-

Note 11

Subdivision estate trailers (temporary)

P

-

 

P

-

 

P

 

P

 

P

 

P

 

-

Note 11

 

Temporary and Other Uses

Temporary uses and events

Section 25.32.8

 

Transportation and Communication

Antenna or communication facility

-

C

 

-

C

 

C

 

C

 

C

 

-

 

C

 

Helipad

-

-

 

-

-

 

-

 

C

 

-

 

-

 

C

 

Heliport

-

-

 

-

-

 

C

 

-

 

-

 

-

 

-

 

Moving and Drayage Services

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Transit station or terminal

-

-

 

-

-

 

-

 

P

 

P

 

-

 

P

 

Parking facility, non-residential

C

C

 

C

C

 

C

 

P

 

P

 

-

 

P

Note 10

Private transportation service

-

-

 

-

-

 

-

 

P

 

-

 

-

 

P

 

Truck stop

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Vehicle Sales and Service

Automobile and truck rental

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Automobile and vehicle major repair

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Automobile maintenance and minor repair

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Large truck and machinery - sales and leasing

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Recreational vehicle, boats, trailer sales

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Service station

-

-

 

-

-

 

-

 

C

 

-

 

-

 

-

Note 4

Vehicle, accessory equipment sales

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Vehicle sales - antique and collector

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Vehicle sales (greater than one acre)

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Vehicle sales (less than one acre)

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

 

Vehicle storage or impound yard

-

-

 

-

-

 

-

 

-

 

-

 

-

 

-

Note 5

(1)    A Conditional Use Permit shall be required for any specialty food or beverage market selling alcohol.

(2)    Assembly uses (including churches) in the HDC and HD zone are not permitted on any parcel fronting Texas Street, Madison Street, or Jefferson Street south of Texas Street.

(3)    City regulations, standards, and design guidelines shall apply to Public and quasi-public utility facilities only to the extent that the City is not preempted by Federal and State law and the State Public Utilities Commission.

(4)    A Conditional Use Permit shall be required for any service station in which the sale of alcoholic beverages, i.e., beer, wine, or distilled spirits, is proposed as part of the convenience market associated with the service.

(5)    No vehicle may be stored or displayed on any vacant site or at any vacant commercial/industrial location except when approved as part of an auto dealership.

(6)    Within the HDC and HD Zoning Districts, no first floor office uses are permitted facing Texas Street or with door opening onto Texas Street. Only office uses open to foot traffic and with regular walk-in customers shall be permitted.

(7)    Within HD and HDC Zoning Districts, business spaces shall incorporate more than 70% of the floor area for retail display with no more than 30% of the area devoted to warehousing or storage of merchandise. The retail or service business shall be open to foot traffic during periods of typical business hours.

(8)    Spa and massage therapy facilities shall comply with Chapter 10A

(9)    Transitional and supportive housing are not regulated as a separate land use. Rather, it is a means of occupying a residential land use (e.g. single family detached housing, duplex, multifamily) and such occupancy must meet all existing standard requirements for the underlying residential land use and the residential unit. Determinations regarding the permissiveness of transitional housing will depend on the number of independent arrangements between tenants and the operator of the service. For example, more than two independent arrangements within a single housing unit will be regulated as a boarding house.

(10)    Surface parking lots are not permitted on Texas Street in the HD and HDC Zoning Districts.

(11)    Housing is not permitted on the first floor on Texas Street in the HD Zoning Districts.

(12)    Restaurants with doors or windows opening onto Texas Street in the HD and HDC Zoning Districts shall include a defined outdoor seating area.

(13)    In HWT Zone, commercial uses permitted only on parcels with direct access to West Texas Street.

(14)    Residential uses in the CD zoning district shall comply with the development standards in the HO Zoning District.

(15)    Permitted only if all activity, including storage of equipment and supplies, occurs indoors.

(Ord. No. 2017-14, §§ 15, 16; Ord. No. 2018-03, § 4; Ord. No. 2018-06, §§ 11 – 15.)

25.23.3 General Development Regulations

All new development, subdivisions, establishment of new land uses, and alterations to existing land uses, structures and site improvements, shall be designed and constructed in compliance with the regulations in the following tables, except those activities and land uses specified in Section 25.10.6 (Exemptions from Zoning Ordinance Requirements). Additional Zoning Ordinance regulations may apply as referenced in the tables, as well as other City Code regulations City Standards, Specifications and Details, or regulations of another local agency, special district, and State or Federal agency. In addition, development in the Heart of Fairfield Plan Areas must be consistent with the vision, goals, objectives, and design concepts outlined in the Plan.

The Heart of Fairfield Zoning General Development Regulations, unlike the zone-based regulations in other Sections of this Ordinance, are based on building type. Building types specifically addressed in this Ordinance include non-residential (commercial, office, and institutional buildings), multifamily (apartments and townhouses with at least three attached dwelling units), single family homes, and mixed use (commercial/institutional and residential buildings). Specific guidelines are also established for the proposed Fairfield Transportation Center parking structure on Auto Mall Parkway.

 

Table 25-H2: Development Regulations for Commercial (Non-Residential) Buildings 

Regulations

 

 

 

 

 

(all figures are minimums measured from property lines and in linear feet, unless otherwise indicated)

HD/HDC

HWT

HO

HTD

Sections and Footnotes

Heart of Fairfield Land Use Designation

CD-CDC

MU-WTS

MU-O

MU-TOD

 

Site Planning

Lot Area (sq.ft. for new subdivisions only)

6,000

10,000

6,000

15,000

 

Lot Dimensions (for new subdivisions only)

 

 

 

 

 

    Width

60'

80'

60'

100'

 

    Depth

100'

120'

100'

150'

 

Floor Area Ratio

3.0

2.0

2.0

3.0

Note 1

Commercial Buildings-Where Permitted

No restrictions

Commercial buildings permitted only on parcels with West Texas Street access

No restrictions

No restrictions

 

Parking

 

 

 

 

Note 2, Note 3

    Number of spaces required

See Sections 25.28.3 and 25.34

See Section 25.34

See Section 25.28.3 and 25.34

See Section 25.34

 

    Private surface lot location and access

Rear or side only. No access from Texas Street.

Rear or side only

Rear or side only

Rear or side only

 

Landscaping

 

 

 

 

 

    Depth @ street frontage

4'

10'

8'

5'

Note 5, Note 6

    Depth @ interior property line

0'

5'; 0' if side building setback is 0'

5'

5'

 

    Depth adjacent to residential zone or use

0'

5'

5'

5'

Note 5

    Street tree spacing (one tree for each ...)

30'

30'

30'

30'

 

Outdoor Seating or Merchandise Display

See Section 25.32.9

 

Activity Zone

4' along Texas Street; 0' elsewhere

0'

0'

4'

Note 7

 

Buildings

Building Height Limit

45'

45'

35'

65'

Note 1

Number of Habitable Floors

2 minimum

2 minimum

No requirement

Exactly 2 floors facing Webster Street; 3 floors facing other streets

 

Building-Streetscape Interface

 

 

 

 

 

    Ground floor ceiling heights

14'

Note 4, Note 9

    Ground floor transparency

75% on Texas Street; 50% on other streets

50%

50%

50%

Note 4, Note 9

    Upper floor transparency

30%

30%

30%

30%

Note 4, Note 9

    Front pedestrian entrance from street

Required; may provide private entrances off a courtyard with a shared entrance off street

Note 4

Setbacks

 

 

 

 

 

    Front and street side minimum (maximum setbacks)

0'; (5')

11' (16')

12' measured from back of curb

(15' measured from curb)

13' measured from back of curb (15' measured from curb)

Note 10

    Interior side

 

 

 

 

 

    ... minimum

0' on Texas Street; 10' on other streets

0' where permitted

10'

10'

 

    ... abutting residential zone or use

0' on Texas Street; 10' on other streets

0' where permitted

10'

10'

 

    Rear

 

 

 

 

 

    ... minimum

10'; 0' facing alley

15'

10'

10'

Note 8

    ... abutting residential zone or use

10'

15'

10'

10'

 

    Upper floor (fourth floor and higher) additional setbacks

0' in HDC and in HD for buildings fronting on Texas Street; 10' setback from edges of building façade on other streets.

10' additional setbacks from edge of building façade

15' additional setbacks from edge of building façade

10' additional setbacks from edge of building façade

 

Notes:

(1)    An increase in the Floor Area Ratio or Building Height is allowed with approval of a Conditional Use Permit (see Section 25.40.6).

(2)    Refer to P-1 Overlay District to understand when parking required.

(3)    Fifty percent of any required parking may be provided through on-street parking located within 300 feet of the parcel line and the remaining 50% may be provided on any private parcel within 750 feet of the parcel line.

(4)    In the HWT Zone, this applies only to properties with access from West Texas Street.

(5)    Landscaping depth includes required “Amenity Zone” improvements in the public right-of-way described in Table 4.1 in the Heart of Fairfield Plan. In areas where the Amenity Zone contains street tree grates, the area between the gates may be comprised of sidewalk and other Amenity Zone improvements authorized by the Plan or consistent with the Downtown Streetscape Project.

(6)    Landscaping depth may include “Activity Zone” improvements described in Table 4.1 of the Heart of Fairfield Plan.

(7)    See Heart of Fairfield Plan for description of the Activity Zone.

(8)    In the HWT Zone, an additional 1' of setback shall be provided for each 1' of building height over 20', up to 40' maximum setback.

(9)    Transparency is defined as vertical surfaces constructed with transparent materials (e.g., glass windows or storefronts).

(10)    In the HWT Zone, for properties located in the “bookends” defined in the Heart of Fairfield Plan, an additional 4' front setback applies.

 

Table 25-H3: Development Regulations for Multifamily Buildings 

Regulations

 

 

 

 

 

 

(all figures are minimums measured from property lines and in linear feet, unless otherwise indicated)

HD/HDC

HWT

HO

HTD

HR

Sections and Footnotes

Heart of Fairfield Land Use Designation

CD-CDC

MU-WTS

MU-O

MU-TOD

RM-D

 

Site Planning

Density (dwelling units per acre)

15-48

15-48

8-35

20-80

8-35

Note 1

Lot Area (sq.ft., for new subdivisions only)

7,500

7,500

7,500

7,500

7,500

 

Lot Dimensions (for new subdivisions only)

 

 

 

 

 

 

    Width

50'

50'

50'

50'

50'

 

    Depth

150'

150'

150'

150'

150'

 

Lot Coverage (%)

100%

60%

60%

60%

60%

Note 1

Multifamily Building-Where Permitted

Not permitted to face onto Texas Street

No restrictions

No restrictions

No restrictions

No restrictions

 

Parking

 

 

 

 

 

 

    Number of spaces required

1 space per unit

See Table 25-4

1 1/3 spaces per unit

1 1/3 spaces per unit

1 1/3 spaces per unit

Note 2

    Private surface lot location and access

Rear or side only; no access from Texas Street

Rear or side only

Rear or side only

Rear or side only

Rear or side only; rear alley access only

 

Open Space and Recreational Amenities

 

 

 

 

 

 

    Common open space (as percentage of net parcel area)

0%

25%

25%

0%

25%

Includes shared courtyards and useable yards. 50% of common open space must be “usable” as defined in Section 25.20.4.8 A. Note 9, Note 10

    Private open space (ground floor/upper floor in square feet)

48

Buildings fronting West Texas Street: 48 sf; other streets: 80/48

80/48

48

80/48

Includes balconies, rooftop open spaces, courtyards, yards. For buildings facing West Texas, solid portions of fence enclosing open spaces cannot exceed 42" in height

    Recreational amenities

Required

Required

See Section 25.20.4.8 B. Note 10

Landscaping

 

 

 

 

 

 

    Depth @ street frontage

4'

10'

8'

5'

8'

Note 3, Note 4, Note 10

    Depth @ interior property line

0'

5'; 0' if side building setback is 0'

5'

5'

5'

 

    Depth adjacent to residential zone or land use

0'

5'

5'

5'

5'

 

    Street tree spacing (one tree for each ...)

30'

30'

30'

30'

30'

 

Laundry Facilities

Required

 

Storage Space (private square footage per unit)

100 cubic feet per unit

 

Trash Enclosures (including recyclables)

Required

Section 25.30.7

 

Buildings

Building Height Limits

45'

45'

35'

65'

35'; except 40' on Broadway or Pennsylvania

Note 1

Number of Habitable Floors

2 minimum

2 minimum

No Minimum

Exactly 2 floors facing Webster Street; 3 floors facing other streets

2 floors required on Broadway and Pennsylvania

 

Building-Streetscape Interface

 

 

 

 

 

 

    Garage location and entrance

Garages may not face public street(s) unless located on back half of lot

 

    Ground floor transparency

50%

50%

30%

30%

30%

Note 6

    Upper floor transparency

30%

30%

30%

30%

30%

Note 6

    Front pedestrian entrance from street

Required; may provide private entrances off a courtyard with a shared entrance off street

 

Setbacks

 

 

 

 

 

 

    Front and street side minimum (maximum setbacks)

0' where permitted (5')

11' (18')

12' measured from back of curb (15' measured from property line)

13' measured from back of curb (15' measured from property line)

10' (20')

Note 8

    Interior side minimum

5' where permitted

10'

10'

10'

5' minimum, 15' total

 

    Rear

10' where permitted

10.0

10

10.0

15' to habitable building; 0' to alley

 

    Accessory structures:

5'

5'

5'

5'

5'

 

    Upper floor (fourth floor and higher) additional setbacks

10' setback from edges of building façade

10' setback from edges of building façade

15' setback from edges of building façade

10' setback from edges of building façade

15' setback from edges of building façade

 

    Between any two buildings: front to front

15' minimum, 30' average

15' minimum, 30' average

15' minimum, 30' average

15' minimum, 30' average

15' minimum, 30' average

Note 7

    Between any two buildings: front to rear

Not permitted

Not permitted

Not permitted

Not permitted

Not permitted

 

    Between any two buildings: rear to rear

26'

26'

26'

26'

26'

Note 7

    Between any two buildings: side to side

10'; or exactly 0'

10'; or exactly 0'

10'

10'; or exactly 0'

10'

 

Upper Floor Encroachments

3' projection of architectural features into setbacks

5' projection of architectural features into front setbacks, 0' into rear

5' projection of architectural features into front setbacks, 0' into rear

5' projection of architectural features into front setbacks, 0' into rear

5' projection of architectural features into front setbacks, 0' into rear

 

Notes:

(1)    An increase in the Floor Area Ratio or Building Height is allowed with approval of a Conditional Use Permit (see Section 25.40.6).

(2)    Fifty percent of any required parking may be provided through on-street parking located within 300 feet of the parcel line and the remaining 50% may be provided on any private parcel within 750 feet of the parcel line.

(3)    Landscaping depth includes required “Amenity Zone" improvements in the public right-of-way described in Table 4.1 in the Heart of Fairfield Plan. In areas where the Amenity Zone contains street tree grates, the area between the gates may be comprised of sidewalk and other Amenity Zone improvements authorized by the Plan or consistent with the Downtown Streetscape Project.

(4)    Landscaping depth may include “Activity Zone" improvements described in Table 4.1 of the Heart of Fairfield Plan.

(5)    Restrictions not applied to garages facing an alley or located on the rear half of lot.

(6)    Transparency is defined as vertical surfaces constructed with transparent materials (e.g., glass windows or storefronts).

(7)    Where public utilities are located between buildings, separation shall be minimum 30'.

(8)    In the HWT Zone, for properties located in the “bookends” defined in the Heart of Fairfield Plan, an additional 4' front setback applies.

(9)    For projects within 1/2 mile of a public park or other offsite open space or amenity, common open space may be reduced to that necessary to meet landscaping and setback requirements.

(10)    Landscape and hardscape improvements within the current public right of way that provide recreational or open space amenities as envisioned in the Heart of Fairfield Plan may be counted towards the common open space, landscaping, and recreational amenity requirements.

 

 

Table 25-H4: Development Regulations for Mixed Use
(Properties with a Mixture of Residential and Commercial Development) 

(all figures are minimums measured from property lines and in linear feet, unless otherwise indicated)

HD/HDC

HWT

HO

HTD

Sections and Footnotes

Heart of Fairfield Land Use
Designation

CD-CDC

MU-WTS

MU-O

MU-TOD

 

Site Planning

Density (dwelling units per acre)

15-48

15-48

8-35

20-80

Note 1

Lot Area (sq. ft., for new subdivisions only)

No Minimum

7,500

7,500

7,500

 

Lot Dimensions (for new subdivisions only)

 

 

 

 

 

    Width

N/A

50'

50'

50'

 

    Depth

N/A

150'

150'

150'

 

Floor Area Ratio

3.0

2.0

0.6

3.0

Note 1

Multifamily Housing-Where Permitted

Not permitted on first floor of Texas Street

No restrictions

No restrictions

No restrictions

 

Commercial Buildings-Where Permitted

No restrictions

Commercial buildings permitted only on parcels with West Texas Street access

No restrictions

No restrictions

 

Parking

 

 

 

 

 

    Number of spaces required-residential

1 space per unit

For 15-32 du/acre: Table 25-4;
For 32-48 du/acre: 1 space per unit

1 space per unit

1 space per unit

Note 4

    Number of spaces required-commercial

See Section 25.28.3, Section 25.34

Section 25.34

See Section 25.28.3, Section 25.34

Section 25.34

 

    Private surface lot location and access

Rear or side only; no access from Texas Street

Rear or side only

 

Open Space and Recreational Amenities

 

 

 

 

 

    Common open space (as percentage of net parcel area)

0%

25%

25%

0%

Note 9, Note 10

    Private open space (ground floor/upper floor in square feet)

48

Buildings fronting West Texas Street: 48; other streets: 80/48

80/48

48

 

    Recreational amenities

Required

See Section 25.20.4.8(B)

Landscaping

 

 

 

 

Note 2, Note 3, Note 9

    Depth @ street frontage

4'

10'

8'

5'

Note 9

    Depth @ interior property line

0'

5'; 0' if side building setback is 0'

5'

5'

 

    Depth adjacent to residential zone or land use

0'

5'

5'

5'

 

    Street tree spacing (one tree for each ...)

30'

30'

30'

30'

 

Laundry Facilities

Required

 

Storage Space (private area per unit)

100 cubic feet per unit

 

Trash Enclosures (including recyclables)

Required

Section 25.30.7

 

Buildings

Building Height Limit

45'

45'

35'

65'

Note 1

Number of Habitable Floors

2 minimum

2 minimum

No minimum

Exactly 2 floors facing Webster Street; 3 floors facing other streets

 

Building-Streetscape Interface

 

 

 

 

 

    Garage location and entrance

Garages may not face public streets unless located on back half of lot

 

    Ground floor ceiling heights

14'

14'

No Requirement

14'

Note 7

    Ground floor transparency

50%

50%

30%

30%

Note 6

    Upper floor transparency

30%

30%

30%

30%

Note 6

    Front pedestrian entrance from street

Required; may provide private entrances off a courtyard with a shared entrance off street

 

Setbacks

 

 

 

 

Note 2

    Front and street side minimum setbacks (maximum setbacks)

0' minimum, (5' maximum)

11' (16' maximum)

12' measured from back of curb (15' measured from property line)

13' measured from back of curb (15' measured from property line)

Note 8

    Interior side:

 

 

 

 

 

    ... minimum

0' on Texas Street, 10' on other streets

0' On West Texas Street; 10' in other locations

10'

10'

 

    Rear

 

 

 

 

 

    ... minimum

10'; 0' facing alley

15'

10'

10'

 

    Accessory structures:

5'

5'

5'

5'

 

    Between any two buildings: front to front

15' minimum, 30' average

 

    Between any two buildings: front to rear

Not permitted

 

    Between any two buildings: rear to rear

26'

 

    Between any two buildings: side to side

Exactly 0' or 10'

Exactly 0' or 10'

10'

Exactly 0' or 10'

 

Upper Floor Encroachments

3' projection of architectural features into setbacks

5' projection of architectural features into front setbacks, 0' into rear

5' projection of architectural features into front setbacks, 0' into rear

5' projection of architectural features into front setbacks, 0' into rear

 

Notes:

(1)    An increase in the Floor Area Ratio or Building Height is allowed with approval of a Conditional Use Permit (see Section 25.40.6).

(2)    Landscaping depth includes required “Amenity Zone” improvements in the public right-of-way described in Table 4.1 in the Heart of Fairfield Plan. In areas where the Amenity Zone contains street tree grates, the area between the gates may be comprised of sidewalk and other Amenity Zone improvements authorized by the Plan or consistent with the Downtown Streetscape Project.

(3)    Landscaping depth may include “Activity Zone” improvements described in Table 4.1 of the Heart of Fairfield Plan.

(4)    Fifty percent of any required parking may be provided through on-street parking located within 300 feet of the parcel line and the remaining 50% may be provided on any private parcel within 750 feet of the parcel line.

(5)    Restrictions not applied to garages facing an alley or located on the rear half of lot.

(6)    Transparency is defined as vertical surfaces constructed with transparent materials (e.g., glass windows or storefronts).

(7)    Ground floor ceiling height may be reduced for first floor residential development.

(8)    In the HWT Zone, for properties located in the “bookends” defined in the Heart of Fairfield Plan, an additional 4' front setback applies.

(9)    Landscape and hardscape improvements within the current public right of way that provide recreational or open space amenities as envisions in the Heart of Fairfield Plan may be counted towards the common open space, landscaping, and recreational amenity requirements.

(10)    For projects within 1/2 mile of a public park or other offsite open space or amenity, common open space may be reduced to that necessary to meet landscaping and setback requirements.

 

 

Table 25-H5: Development Regulations for Single Family Homes 

(all figures are minimums measured from property lines and in linear feet unless otherwise indicated)

HWT

HO

HR

Sections and Footnotes

Heart of Fairfield Land Use Designation

MU-WTS

MU-O

RM-D

 

Site Planning

Lot Area

No Minimum

No Minimum

No Minimum

 

Lot Dimensions

 

 

 

 

 

Width

25' interior, 35' corner

25' interior, 35' corner

25' interior, 35' corner

 

 

Depth

As required to provide private open space

As required to provide private open space

As required to provide private open space

 

 

 

 

 

 

 

Location of Home (Street Frontage)

Any location except fronting on West Texas Street

Any location

Any location

 

 

 

 

 

 

 

Density

8 - 15

8 - 15

8 - 15

 

Parking

 

 

 

 

 

On Site Space per Dwelling

1 covered, 1 uncovered

1 covered, 1 uncovered

1 covered, 1 uncovered

 

 

Off-Site Space per Dwelling (Includes on-street parking)

1 uncovered. Second uncovered off-site space may replace on-site space

1 uncovered. Second uncovered off-site space may replace on-site space

1 uncovered. Second uncovered off-site space may replace on-site space

Note 1

 

Driveway Widths-Maximum Percentage

50%

50%

50%

 

Open Space and Recreational Amenities

 

 

 

 

 

Private Open Space (ground floor/upper floor)

450 sf

450 sf

450 sf

Note 2

 

Common Open Space (Subdivisions with 20 or more units)

5% of net subdivision area

5% of net subdivision area

5% of net subdivision area

 

Landscaping

 

 

 

Note 3

 

Depth @ street frontage

10'

8'

8'

 

 

Depth @ interior property line

5'; 0' if side building setback is 0'

5'

5'

 

 

Depth adjacent to residential zone or land use

5'

5'

5'

 

 

Street tree spacing (one tree for each ...)

30'

30'

30'

 

Toters

For new subdivision, 12 linear feet of space is required for toters to permit temporary storage and trash pickup.

 

Alley Development

 

 

 

 

 

Single Family Dwellings Fronting on Alley Permitted?

With a Conditional Use Permit

Note 3

 

 

Buildings

Dwelling unit size (minimum)

960

960

960

 

Lot Coverage Maximum

60%

60%

60%

Accessory structure lot coverage regulated by Section 25.20.4.1

Building Height Limit

35

35

35

Note 4

Garage Width-Maximum Percentage of Façade Width (front of street side elevation)

60%

60%

60%

Not applied when garages face an alley or located on the rear half of lot

Setbacks to garages

 

 

 

 

 

if garage faces any street

18'

18'

18'

 

 

if garage faces interior side yard

15'

15'

15'

 

 

if garage faces alley or courtyard

5' exactly or 18'

5' exactly or 18'

5' exactly or 18'

 

Setbacks to habitable structures/enclosed porch

 

 

 

Accessory structure setbacks regulated by Section 25.20.4.1

Accessory Structures

 

 

 

 

Setbacks

 

 

 

 

 

Front or street side minimum (maximum)

11' (16') where permitted

12' measured from back of curb (15' measured from property line)

10' (20')

 

 

Front faces private courtyard

5'

5'

5'

 

 

Interior side

5'

5'

5'

 

 

Rear

10'

10'

10'

 

Upper Floor Encroachments

5' projection of architectural features into front setbacks, 0' into rear

5' projection of architectural features into front setbacks, 0' into rear

None Specified

 

Notes:

(1) Fifty percent of any required parking may be provided through on-street parking located within 300 feet of the parcel line and the remaining 50% may be provided on any private parcel within 750 feet of the parcel line.

(2)    Required private open space shall not be located in the required front yard setback, and shall have a minimum uncovered dimension of 10 feet. Partially covered of enclosed rear yard areas shall be allowed to be counted towards 50% of the required open space as long as they are completely open to the rear yard on a minimum of two sides.

(3)    Housing fronting on an alley is permitted only when the alley development represents at least 1/2 block face and provides a fully improved residential environment along the alley with landscaping, street trees, and adequate parking.

(4)    An increase in Building Height is allowed with approval of a Conditional Use Permit (see Section 25.40.6).

 

 

Table 25-H6: Development Regulations for HPF Zoning District 

(all figures are minimums measured from property lines and in linear feet, unless otherwise indicated)

 

Sections and Footnotes

 

Site Planning

Floor Area Ratio (max. % of net lot area)

5.0

 

Lot Area (in sq. ft., for new subdivisions only)

None

 

Lot Dimensions (for new subdivisions only)

 

 

    Width

None

 

    Depth

None

 

Landscaping

 

 

    Depth @ street frontage (incl. hwy or fwy)

0

 

    Depth @ interior property lines:

0

 

        Minimum

0

 

    Street tree spacing (one tree for each ...)

30 feet of street frontage

 

 

Buildings

Setbacks

 

 

    Front:

0

 

    Street side yard (min. abutting arterial)

0

 

    Side yard

0

 

    Rear yard

0

 

Building Height Limit

75

 

(Ord. No. 2017-14, §§ 15, 17; Ord. No. 2018-03, § 5; Ord. No. 2018-06, §§ 3, 16 – 21.)